Deccan
Local Area Plan Rejuvenation of Pune’s CBD
Shweta S. Hingane | PG190937 | Master of Urban Planning | UERP Studio | Monsoon – 2020 | CEPT University
Preface The focus of the ‘ Urban Expansion and Regeneration Planning Studio’ is to engage students in envisioning and preparing detailed plan of brownfield as well as green field areas of a city considering its existing urban context, urban form, land ownership, land values and growth potentials along with considering sound principles of sustainable planning and urban design. The emphasis was given on to the in-depth analysis of existing situation analysis, the issues and challenges on the site and plan livable development working in multidisciplinary environment. The primary objective of the Studio was to equip students with the skills to develop micro-level plans, including various statutory and non-statutory microlevel planning mechanisms. This year, due to the global pandemic, the overall studio was held online throughout this monsoon semester.
About Deccan, Pune The studio focused on the Deccan area in Pune, Maharashtra. Deccan is a heart of the city & lies in the inner west side of the Pune along mutha river. It is one of the oldest CBDs and prime location in Pune. As, area has started evolving from British period 1818, Deccan has a great heritage and cultural value. Currently PMRDA has proposed a metro network throughout the city and 4 important stations passes through Deccan and will act as a TOD corridor in future. Also, upcoming projects like Pune Riverfront, Pune smart city, Pune bicycle program are becoming more influential and significant than the City Development Plan. Upcoming development in the city should respond to such projects. So, studio exercise focused on the redevelopment of Deccan through micro planning by means of a local area plan to provide a contextualized scheme which caters to the future needs of the area.
Individual Contributions On the background of the Global Pandemic, I was responsible for the overall site visits and primary data collection of existing situation analysis as I was living in Pune during this semester. Most conception of the project was done in group of four. My personal contribution was majorly in the form of conducting initial analysis, conducting the stakeholders survey, case studies, framing the regulations, executing the LAP in detail, creating 3D visualizations, Making a final video and curating the overall graphic scheme of the project.
Symbology -
Individual Work
Lead Author in a group of 4
Lead Author in a group of 2
Contributor in a group of 4
Contents A
Studio Site 1. Existing Situation Analysis Site Introduction Site Context & History Boundary Delineation Strengths & Constraints Redevelopment Potential Stakeholder Consultation & 3D-3V Assessment
2. LAP Proposals Vision Concept & Proposals Principals – Connectivity and Zoning Masterplan Connectivity Zoning LAP Mechanism & Costing
B
Studio Exercises 3. Exercise 1 – Case Study of Local Area Plan, Downtown Eastside, Vancouver 4. Exercise 2 – Development feasibility Study
C
Learnings 5. What we have achieved? 6. Learnings
1.1 Site Introduction Why Deccan’s Redevelopment?
Deccan – The Heart of Pune
Pune is one of the most progressive cities and most livable city in India. It's known as Oxford of the East and Cultural Capital of Maharashtra. The Study area deccan which studio focuses on lies in the inner west side of the Pune along mutha river. Currently Pune has a multi nuclei nature where major work centers are distributed overall the city. Deccan is one of the oldest CBDs and prime location in Pune. It is also one of the must visit places & institutional & Cultural hub of Pune. Due to the existing mixed use character, central location and good connectivity with other centers Deccan has a great potential to develop as a public oriented city Centre. So the core idea of this LAP is to bring back the focus to Deccan CBD.
Deccan is also known as new Pune as it's a first developed area beyond the old city & river & now established as prime neighborhood over the years. The area is surrounded by famous localities like Shivajinagar, Prabhat road and old peths. Deccan is one of the major node and is well connected to urban work centers in the city. & most of the hubs are within the 10 km radius. To meet the future travel demand and for efficient connectivity HCMTR line and metro is proposed in Pune. Deccan area has 5 metro stations. UERP studio aims to reconsider micro-level planning of Deccan by means of a local area plan to provide a contextualized scheme which caters to the needs of the area.
Shivaji Nagar
Deccan
Prabhat Road Old City
Karve nagar
Major Work Centres in Pune (Source – Author)
Shweta Hingane | PG190937
Surroundings of Deccan Area (Source – Author)
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1.2 Well Connected City Center Corridor I PCMC - Swargate
9.8 km
8.2 km 3.8 km
2.2 km
9.1 km
Corridor II Vanaz Ramwadi
9.5 km 7.6 km
Google Earth Map showing the Road connectivity from Deccan to Other Parts of Pune(Source – Author)
Shweta Hingane | PG190937
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1.3 Deccan Context Major Urban Spines
Landmarks
Deccan forms the triangular rotary with the Fergusson College, Jangali Maharaj and Ganeshkhind roads. Arterial roads like Apte, Ghole, Modern college roads acts as a feeder streets connecting residential area to main roads. Mumbai Pune railway line acts as the edge of the site.
Looking at deccan and its surroundings, we can see the important city level landmarks like Fergusson college Goodluck cafe, Balgandharv present on the site. These landmarks impart a valuable character in deccan area.
Fergusson College (Source – Google)
Shweta Hingane | PG190937
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8th century-1850
History starts from Pataleshwar Caves formed in 8th century. In 1818, Pune and the rest of the Peshwa territories came under the control of the British East India Company. They built the first - Wellesley Bridge which connected old city to other side of river.
1850-1906
Gradually Britishers Expanded their footprint along the river side and new cantonment areas like camp, khadaki were established. First Mumbai Pune Railway came up. Fergusson College was established in 1885.
1906-1950
Deccan Gymkhana was started in 1906. The Deccan Gymkhana co-operative housing society was established in the same area 80 years ago and it was the first co-operative society in Maharashtra. First TP bhamburda in 1918.
1950-Present
1.4 Historical Importance of Deccan
Devastation due to Panshet Flood in 1961 damaged the neighbourhoods on large scale. Post Flood new settlements under first sanctioned Development Plan 1966. First sanctioned TP scheme for Bhamburda in 1979.
Shweta Hingane | PG190937
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1.5 Boundary Delineation & Site Character Final Boundary covers 1.93 sq.km
Factors Considered FC Road, JM Road and Ganeshkhind Road are important urban spines connecting the area to many parts of the city. Deccan area is an important cultural, social and business hub in Pune.
The TOD Overlay as per the PMC specified policies, 500 m along the proposed metro station box adds to the development potential in the area. The river and its flood plain forms an edge between the two distinct portions of the city. The COEP and FC College along Ganeshkhind and FC Road respectively form barriers for growth on the sides.
Character of the Site
Deccan
is
famous
for
architectural diversity
with mixture of modern, Colonial and old wada architecture buildings.
Deccan connects old city and new city through riverfront and bridges. Riverfront is Mutha important character of Deccan. Shweta Hingane | PG190937
Green shaded roads
with rain trees avenue is one of the important feature of Deccan.
Deccan is a cultural, heritage, commercial and institutional hub of Pune.
Active
street
edges
adds more impact to the character.
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1.6 Strengths & Constraints Proposed Land Use DP 2007-27
Existing Land Use
Plots under PSP are mainly long-established educational institutes that are less likely to be redeveloped. Zoning in 2007 DP permits wide range of built uses thus resulting in a mixed use area. The average net consumed FSI is 1.32 which is much lower as compared to the maximum permissible FSI in TOD as well as other zones.
Road hierarchy and nodes
Accessibility: BRTS and Metro Block sizes in the northern portion of the site are bigger due to institutional campuses. Secondly, cul-de-sacs in residential areas also reduce overall walkability. It is observed that actual walking distances from Metro stations cover much lesser areas.
Upcoming 5 metro stations will add valuable potential to the site
Heritage and Character
Land Prices – ASR Rates Amongst the listed 251 heritage sites in Pune we have 19 sites in our area. One of them is ASI certified which is Pataleshwar caves. The map shows highest land rates around JM road and FC roads indicating a high demand and high locational value. Upcoming projects like Pune Riverfront Development is a great opportunity for increasing public realm on site.
Shweta Hingane | PG190937
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1.7 Redevelopment Potential We have addressed redevelopment potential through the following factors. Potential is high if consumed FSI is low; plots with higher land prices indicate high demand in thus a high potential; smaller plots are likely to be amalgamated to gain a higher potential and buildings above 30 years of age are likely to be redevelopment in near future. Plots under PSP are mainly long-established educational institutes that are less likely to be redeveloped. Thus, plots near JM road and congress house road have a higher redevelopment potential. So Deccan has a great potential to utilize and absorb the newer development in near future due to the upcoming projects like metro, riverfront, bicycle program.
Consumed FSI
Redevelopment Potential Building Age
Shivaji Nagar Station
Civil court station
PMC office
Existing Land Use Sambhaji Park
Deccan Gymkhana
Low potential Shweta Hingane | PG190937
High potential 07
1.8 3D-3V Assessment & Stakeholder Consultation Based on the 3D & 3V Assessment -
Stakeholder Consultation-
To get the perspective of citizens on deccan we have conducted a survey through google form with a set of questions asking the views on deccan and impact of upcoming metro on this area. We got around 122 responses with diverse sampling in terms of age groups and area of residence. 80% people were in the favor of redevelopment.
According to Citizens -
“
I am of the opinion that in future there will be more inclination for commercial development in this area rather than residential. It's very important to plan TOD wisely and with more organised and people friendly planning strategies. The current institutional and historical character needs to be conserved.
”
- Adv. Nikhil Darekar| 34 | Legal advisor at Pune Metro board
“
Deccan Area is heart of the city, so it should look like an heart of the city. Redevelopment of this area should be done maintaining scale and design, so the flavour of this area is retained.
”
-Abhijeet Apte| 58 | Businessman Resident of Deccan Shweta Hingane | PG190937
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2.1 Vision “The Deccan- LAP envisions to capture and retain the inherent character of Deccan Area and transform it into an enhanced urban core while responding
to the future development potentials.”
Accessibility
Imageability
Livability
Sustainability
Goals -
Shweta Hingane | PG190937
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2.2 Concept and Proposals ZONING
HERITAGE & CHARACTER
CONNECTIVITY
GREEN NETWORK
Mixed-Use 1 Zone
Preserve and enhance the
Improving Connectivity
Boulevard Streets
High Intensity Commercial
character of the area.
through upgradation of
connecting the area &
Development.
Identifying Heritage Sites.
existing roads.
enhancing the green cover.
Along major arterials.
Demarcating plots adjoining
Adding new streets to
Integrated NMT &
Mixed-Use 2 Zone
heritage sites.
reduce block sizes and
Pedestrian Walkways.
Medium to Low Intensity
Main – Institutional & Heritage
increase walkability.
Commercial Development.
Heritage Zone
Residential Mixed-use
Heritage Trail
Development.
Recreational
Roads
Public Semi Public
Along the inner streets. Affordable Housing Provision. Mixed Use 1 Mixed Use 2
Old City
Shweta Hingane | PG190937
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2.3 Principals – Connectivity and Zoning STRATEGIES FOR CONNECTIVITY Widening Of Roads
East- West connectivity Access to Riverfront and Metro Roads marked in DP 2007- 2027
Reducing Block Sizes
Increasing the access to public transport Discontinuing roads to reduce dead ends Connecting the missing links in the network
NMT And Green Network
Strategic location of IPT stops Regulating on street parking Improving inter modal connectivity Enhancing green cover
STRATEGIES FOR ZONING Intensity Based
Use Based
Context And Inherent Value
Capitalizing on prime locations near stations Mixed use zones for comprehensive development Market driven approach
Recreational and PSP areas for urban character Active street frontages for ‘eyes on streets’ Introducing a mix of uses in internal blocks
Responding to the adjoining PSP zone & old city Area based approach Contributing structures - character retention
Shweta Hingane | PG190937
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2.4 Masterplan Shivaji Nagar Station
Civil court station
PMC office
Sambhaji Park
Deccan Gymkhana
Mixed-Use 1
Mixed-Use 2
Proposed Metro Entry-Exit & FOB Shweta Hingane | PG190937
PSP
Recreational
Heritage
Heritage Overlay
Staircase/Ramps for Riverfront Access
Bridges Future Integration
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2.5 Connectivity Street Hierarchy
26 % of Area under Roads
430m Block Perimeter
0.9 Connected Node Ratio Since the area already has a good network, road widening becomes an important proposal to strengthen the connections to the surrounding areas as well as to improve the east-west connectivity towards the metro stations and the proposed riverfront which will act as an important public realm. Certain blocks were identified for establishing new streets to reduce the block sizes and increase the walkability in the area. Proposed Metro Entry-Exit & FOB
Roads Widened
New Added Roads
Existing Roads Widened Roads
Shweta Hingane | PG190937
Existing Roads Widened Roads New Roads
Green Network
Existing Roads Green Roads
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2.6 Proposed Road sections The proposed roads after widening would have dedicated footpath and cycle track and median separation for better traffic flow. No compound walls in the front open space would help in expanding the public realm and enhancing the tree cover. Similarly, the side margins are used for carving out public ROWs. 18m Wide Road (Plan)
The roads with a ROW of 24 m and above have dedicated footpaths and cycle tracks along with median separation for better traffic flow. 18m Wide Road
Ganeshkhind Road 45m Wide Road Shweta Hingane | PG190937
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2.7 Proposed Zoning MU1
MU2
RZ
Mixed Use 1
Mixed Use 2
Recreational
Mixed use 1 along all the major arterial roads. Zone promotes high intensity commercial and mixed use space to cater the growing demand in the area.
The zone is located along the inner streets and is envisaged to have a medium to low intensity commercial development, with residential mixed-use development.
1.8
1.8
Base FSI
Base FSI
2.2
1.2
Purchasable FSI
4
Min. Plot Size (sq.m) Min. Plot Width (m) Front Margin (m) Side & Rear Margin (m)
Shweta Hingane | PG190937
0.5
Base FSI
-
Purchasable FSI
Purchasable FSI
3
Max. Permissible FSI
300 15 4.5 4.5
Plots identified for public open spaces. No construction except for structures catering to recreational activities. No additional area has been added under this zone.
0.5
Max. Permissible FSI
300 15 4.5 3.0
Min. Plot Size (sq.m) Min. Plot Width (m) Front Margin (m) Side & Rear Margin (m)
Max. Permissible FSI
NA NA 4.5 3.0
Min. Plot Size (sq.m) Min. Plot Width (m) Front Margin (m) Side & Rear Margin (m) 15
2.7 Proposed Zoning PSP
HZ
HOZ
Public Semi Public
Heritage
Heritage Overlay
Zone includes typologies such as schools and colleges, medical facilities, government offices, cultural centers, etc. is retained to some extent to preserve the character of the area.
1.8
Base FSI
1.2
Heritage zone includes structures listed by ASI, State and PMC, as well as places identified in LAP for character conservation, divided as structure based heritage and green heritage.
1.8
0.7
TDR Benefit
Purchasable FSI
3
Min. Plot Size (sq.m) Min. Plot Width (m) Front Margin (m) Side & Rear Margin (m)
Shweta Hingane | PG190937
1.8
0.7
TDR Benefit
-
Purchasable FSI
1.8
1.8
Max. Permissible FSI
NA NA 4.5 3.0
Min. Plot Size (sq.m) Min. Plot Width (m) Front Margin (m) Side & Rear Margin (m)
Base FSI
-
Purchasable FSI
Max. Permissible FSI
300 15 4.5 3.0
Base FSI
Heritage overlay zone is proposed over the plots adjoining the heritage structures, mainly along the access roads that form a vista of the heritage site.
Max. Permissible FSI
NA NA 4.5 3.0
Min. Plot Size (sq.m) Min. Plot Width (m) Front Margin (m) Side & Rear Margin (m) 16
2.8 LAP Mechanism Reconstitution is an important criteria for the redevelopment in the area so that the area can develop to its maximum potential. To achieve this, a compensation mechanism has been worked out so that all the affected plot owners can get maximum benefits for the value of land that is being lost either in terms of TDR or monitory compensation. Additional TDR generating benefits has been given to Heritage Zone plots to make up for the reduced maximum permissible FSI and conservation costs they incur.
394
397
300
288
Original Plots
Final Plots
Plots affected due to Proposals
Buildable
+
12 Non - Buildable
FSI awarded for deducted area
Scenario 1
213.6 cr. FSI awarded for deducted area
Scenario 2
766.2 cr. FSI awarded for deducted area
Scenario 3
Total Cost of Compensation for Non-Buildable Plots
Total TDR sale value for Heritage Zone Plots
Original Plot
Final Plot
Area lost under Widening Area lost under New Road
Shweta Hingane | PG190937
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2.9 Costing and L - Form Example of L - Form (G) = F (A)
(B)
C = A*B
(D)
(E)
Remaining Deducti Built up Deduction/A Plot Area Original Plot_ on in Plot Consumed Area_Exist ddition in after No Built up Area (in FSI_Existing ing (in Plot Area (in Deduction (DP) area (in sq.m.) sq.m.) sq.m) /Addition sq.m.) (in sq.m.)
547
4469.7 7
1.91
8536.00
-1131.76
if buildabl e|0
(F) = A-D
5601.53
Zone
(H)
(I) = D*H
(J)
(K)
(L) = I*J+E*K
(M)
(N) = M*J
Built up area Final Plot Potential Market Buildabl Area Lost/Gai Jantri Value of Value to Maximum Applicable Incentiv e/Non- after ned due Rate of the be Proposed TDR incentive e Value buildabl Deducti to Land structure Compens FSI (in sq.m) (in Rs.) e on (in Deducti (Rs.sq.m.) (Rs./sq. ated m.) sq.m.) on/Addit ion (in sq.m.)
Mixed- Buildab 5601.5 Use 1 le 3
4
4527.0 69420 5
3142678 57.65
Total Incentives to be Paid to Non-Buildable Plots
106.8 cr.
Probable Incentives to be Paid to builders benefitting from addition incentives
1138.1 cr.
Total Infrastructure Cost to be undertaken
269.9 cr.
Self-Sustaining
Total Expenditure
50% Build-Out Scenario Total Revenue generated due to sale of Purchasable FSI
3096.2 cr.
Total Expenditure to be undertaken for implementation
1514.8 cr.
Total Revenue generated due to sale of Purchasable FSI
6192.3 cr.
Total Expenditure to be undertaken for implementation
3029.6 cr.
Total Incentives to be Paid to Non-Buildable Plots
213.6 cr.
Probable Incentives to be Paid to builders benefitting from addition incentives
2276.2 cr.
Total Infrastructure Cost to be undertaken
539.8 cr.
Shweta Hingane | PG190937
Self-Sustaining
Total Expenditure
100% Build-Out Scenario
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3.1 Local Area Plan of Downtown Eastside “ To achieve the goals of DTES to become healthier in 3 areas : healthy people, healthy communities and healthy environments. ” PURPOSE The Local Area Plan of Downtown Eastside in Vancouver, Canada Covers 2 sq.km. area. Land Expropriation is done under Expropriation Act. The majority of the DTES is proposed to remain under existing land use and development by-laws and policies, while new strategic directions are established for certain sub-areas to meet specific objectives, City and Local Area Planning Process (LAPP) Committee has prepared the Plan. The City Council sanctions the Plan Planning and Development Department + Partners implements the plan. City Council and Downtown Eastside council is looking after the maintenance . Satellite Image of DTES, Vancouver (Source – Google)
PLAN AREA ZONING UNDER DP/MASTERPLAN DTES area marked in Vancouver Zoning map 2001 which shows different districts.
Comprehensive Development (CD-1)
Multiple Dwelling (RM-3)
Two family Dwelling (RT-3)
Historic Area (HA- 1,2) Shweta Hingane | PG190937
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LOCAL AREA PLAN
20%
0
20
DEVELOPMENT PLAN
Built
40
60
Private Open
80
100
Public Open
120
Average Block size
28.213 Km
Total Road Length 25m
18m
15m
Building footprint
0.93
DEVELOPMENT PLAN
125m X 80 m
REGIONAL PLAN
Connected Node Ratio 4 Links Roads
2 Links
3 Links Dead ends
Phase 1 | Reviewing Identifying what the key issues were and what assets committee had to work with Phase 2 | Planning Development of planning strategies and corresponding action plans. Identification of what would be accomplished, how, and when. Phase 3 | Feedback and approval Phase 4 | Implementation and Monitoring Measure the results to determine whether the plan made a difference and achieved the goals, and assess what's left to do.
Shweta Hingane | PG190937
REGIONAL PLAN
IMPLEMENTATION PROCESS
58%
22%
LOCAL AREA PLAN
3.2 Local Area Plan of Downtown Eastside Area – 2 sq.km. DOWNTOWN EASTSIDE PLAN LAPP committee , City of Vancouver
Area – 115 sq.km. VANCOUVER ZONING MAP 2001 Planning and Development Department, City of Vancouver
Area – 2883 sq.km. REGIONAL LANDUSE METRO VANCOUVER 2040 PLAN Regional Growth Strategy Bylaw No.1136, 2010 by Metro Vancouver Regional District Board
Depending on site size, location, neighbourhood, and urban design considerations sub sectors in DTES plan has given permissible densities ranging from 1.2 to 7 FSR . The Local area planning has successfully created the housing choice through achievable and aggressive housing targets and policies while protecting heritage character and scale. So, the understanding of the process was a major key take away from this exercise which helped us to understand our studio exercise better.
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4.1 Development Feasibility – Suncity, Pune
The exercise was to conduct a development feasibility as a developer and check planning and market potential of the chosen site. The site location was
Suncity Road, Pune
Under the current DP2007-2027 Pune, the plot comes under R2 zone and some part of the plot is suppose to go under road widening.
Area = 2976 sq.m. No. of plots = 4 Plot ownership = Private Shweta Hingane | PG190937
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4.2 Development Feasibility – Suncity, Pune
Site can be amalgamated and developed as a residential township
Land ownership and development by developer
₹ 63.9 Cr
Total Development Cost
₹ 94.9 Cr
Total Revenue
32.60%
Profit Estimate
Site can be amalgamated and developed as a Mixed use development where 1 and 2 will be mixed use towers and 3 will be a residential tower.
Site can be amalgamated and developed as a Mixed use development where 1 will be mixed use tower and 2 & 3 will be a residential towers.
Land ownership will remain to existing owners i.e. residents and development by developer (contract based where development rights will go to developer)
Land ownership will remain to existing owners i.e. residents and development by developer (contract based where development rights will go to developer)
₹ 41.7 Cr
Total Development Cost
₹ 44.7 Cr
Total Revenue
6.69%
Profit Estimate
₹ 40.22 Cr
Total Development Cost
₹ 38.7Cr
Total Revenue
3.31%
Profit Estimate
In scenario 1 it seems that , developer will get more profit margin of 32% due to the current market demand of residential built use than the mixed use development. The site has more potential towards residential development Plot is more feasible for redeveloping residential development. Suggestions to Client Developing the site with direct ownership and development rights will give more profit. It would be profitable if developer construct MIG housing (2bhk) township with podium parking given. Developer can provide the commercial shops in ground floor for more salable profit. Shweta Hingane | PG190937
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5 What is achieved though LAP?
Visualization of Sambhaji Garden metro station at Janagli Maharaj Road, Deccan (Source – Author)
Shweta Hingane | PG190937
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6 Learnings This studio exercise made us to understand various challenges in the implementation of local area plan and the detailed forces of land reconstitution process and costing part for the same. The studio exercise was carried provoking us to embrace the liberal and market demand approach yet keeping a firm knowledge of the real life scenario of the proposed outcomes. Local Area Plan mechanism - Micro-level planning gave detailed understanding of different layers including land, realestate, environment, transport, infrastructure, cost and recovery etc.
Successful
Strengthened Accessibility
Enhanced Livability through Work Live Play
Retained sustainability and Imageability
Sambhaji Garden Station
Public Oriented Hub of Pune
Civil Court Station PMC Station
Deccan Gymkhana Station
Visualization of proposed development in Deccan with 100% build up scenario (Source – Author)
Shweta Hingane | PG190937
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Thank You Shweta S. Hingane | PG190937 | Master of Urban Planning | CEPT University
